Ten Principles For Coastal Development PDF

10PCD Cover 7/24/07 12:13 PM Page Covr1
Ten Principles for

Coastal
Development
Urban Land
$ Institute
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Ten Principles for

Coastal
Development
Michael Pawlukiewicz
Prema Katari Gupta
Carl Koelbel
10 Prin CoastalDev 7/24/07 2:41 PM Page ii
About ULIthe Urban ULI Project Staff

Land Institute Maureen McAvey
The mission of the Urban Land Institute is to Executive Vice President, Initiatives
provide leadership in the responsible use of Michael Pawlukiewicz
land and in creating and sustaining thriving Director, Environment and Sustainable
communities worldwide. ULI is committed to: Development
Bringing together leaders from across the Prima Katari Gupta
fields of real estate and land use policy to Scholar in Residence
exchange best practices and serve commu-
nity needs; Carl Koelbel
Project Associate
Fostering collaboration within and beyond
ULIs membership through mentoring, dia- Nancy H. Stewart
logue, and problem solving; Director, Book Program
Managing Editor
Exploring issues of urbanization, conserva-
tion, regeneration, land use, capital forma- Laura Glassman, Publications Professionals LLC
tion, and sustainable development; Manuscript Editor
Advancing land use policies and design prac- Betsy VanBuskirk

tices that respect the uniqueness of both Art Director
built and natural environments; Book and Cover Design; Layout
Sharing knowledge through education, Craig Chapman

Recommended bibliographic listing: applied research, publishing, and electronic Director, Publishing Operations
media; and
Pawlukiewicz, Michael, Prema Katari Gupta, and
Carl Koelbel. Ten Principles for Coastal Develop- Sustaining a diverse global network of local
ment. Washington, D.C.: ULIthe Urban Land practice and advisory efforts that address
Institute, 2007. current and future challenges.
ULI Order #T38: Packet of Ten Established in 1936, the Institute today has
more than 35,000 members from 90 countries,
ULI Order #T39: Single Copy representing the entire spectrum of the land
use and development disciplines. Professionals
International Standard Book Number:
represented include developers, builders, prop-
978-0-87420-981-5
erty owners, investors, architects, public offi-
Copyright 2007 by ULIthe Urban Land Institute cials, planners, real estate brokers, appraisers,
1025 Thomas Jefferson Street, N.W. attorneys, engineers, financiers, academics,
Suite 500 West students, and librarians. ULI relies heavily on
Washington, D.C. 20007-5201 the experience of its members. It is through
member involvement and information resources
Printed in the United States of America. All
that ULI has been able to set standards of
rights reserved. No part of this book may be
excellence in development practice.
reproduced in any form or by any means, elec-
tronic or mechanical, including photocopying The Institute has long been recognized as
and recording, or by any information storage one of the worlds most respected and widely Cover: Founders Row in WaterSound development,
and retrieval system, without written permis- quoted sources of objective information on WaterSound, Florida.
sion of the publisher. urban planning, growth, and development. Photo: St. Joe Company.
ii
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Participants
Chair Developers Environmental Specialists

James F. Murley Billy Buzzett Gary Appelson
Director Director of Strategic Planning Policy Coordinator
Catanese Center for Urban and St. Joe Company Caribbean Conservation Corporation
Environmental Solutions Panama City, Florida 4424 NW 13th St, Suite A-1
Florida Atlantic University Gainesville, Florida
Anthony D. Green
Fort Lauderdale, Florida
Managing Partner Kerry McWalter
The Pinehills Ecological Engineer
Plymouth, Massaschusetts EDAW, Inc.
San Francisco, California
Designers
Ana Puszkin-Chevlin
Jacinta McCann Adjunct Professor
Principal, Vice President Department of Urban and Regional
EDAW, Inc. Planning
San Francisco, California Florida Atlantic University
Milt Rhodes Fort Lauderdale, Florida
Project Director Public Officials
Dover, Kohl & Partners
Raleigh, North Carolina Glenn Bailey
Program Planner
Douglas C. Smith
Pinellas County Planning
Principal Clearwater, Florida
EDSA
Fort Lauderdale, Florida Ralph Cantral
Chief, National Evaluation Policy Division
NOAA/OCRM
Silver Spring, Maryland
Sandi Olek
Coastal Zone Management
Maryland Department of Natural Resources
Annapolis, Maryland
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Introduction
T he coast is a dynamic place and its dynamism makes it susceptible to stresses

and changes in a number of ways. Because the coast is where the land inter-
acts with the sea, it is open to the action of wind, waves, tides, and currents that
not only erode the shore but also can expand it with sedimentary deposits. Storm
systems gather energy from the ocean and intensify natural coastal forces with wind,
waves, and rain powerful enough to severely damage property and hasten erosive
processes. The coast is made more vulnerable to these natural dynamic forces by ris-
ing sea level. Although sea level has been steadily rising for centuries, the process
may be accelerating because of global warming. Scientists have documented the
melting of glaciers all
over the world and of
the Greenland and
Antarctic ice caps as
well. The volume of
water stored in glaciers
and ice caps could raise
sea level significantly if
it were released through
melting. Just as impor-
tant, however, is that
the waters of the oceans
will expand as they
warm, pushing sea level
even higher.
Social and economic

forces also bring stresses
to coastal areas. Popula-
CARRIE HALL
tion growth, land devel-

opment, and resort de-
velopment are all
A pristine coastline in the Pacific Northwest. particularly intense along the coast. Coastal areas are experiencing high growth
rates, and the beach is a popular destination for vacations, second homes, and
retirement. Property on or near the shore is always in high demand and as a conse-
quence usually expensive. Because it is a valuable asset, people will go to extraordi-
nary lengths to protect property near the shore. This behaviorthe need to protect
coastal propertyis responsible for what is probably the greatest threat to shore-
line: the practices we use trying to stabilize it. Sea walls, jetties, groins, riprap, and
sandbags all disrupt the natural processes of the coast and exacerbate erosion and
habitat destruction. Moreover, by increasing impervious surfaces and disturbing
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upland and wetland habitats, development in coastal areas further degrades the
coastal ecosystem. What Is the Coast?
Many definitions are used for
Development along the coast is particularly vulnerable to hurricanes, noreasters, and coast. The simplest probably is
other kinds of severe weather. The 2004 and 2005 hurricane seasons hammered the land adjacent to the sea. But
Alabama, Florida, Louisiana, Mississippi, Texas, and other states with tropical coast can mean different things in
different contexts. A political defini-
weather. The 2005 hurricane season alone was ruinous, recording 2,280 deaths and tion might be the counties adjacent
damage totaling over $100 billion. to the sea or the states adjacent to
the sea. An environmental definition
Nevertheless, trends demonstrate that coastal areas continue to draw people for the might be land that drains to the sea
or watersheds of streams that drain
many reasons previously stated. The patterns of development along the coast must
directly to the sea. One scientific
change or the degradation of these areasthe loss of property, loss of habitat, and definition of coast is the space in
loss of lifewill continue. which terrestrial environs interact
with marine environs and vice versa.
ULIs Ten Principles publications are designed to provide readily accessible, easy-to- Doubtless, many others exist. For our
purposes, having one definition of
use information for understanding complex land use issues. The principles are
coast or coastal is of no benefit.
intended to guide decision makers, citizens, public officials, planners, developers, From the broadest definition to the
and others in the creation of places that build community, enrich the economy, and narrowest, the definition that best
fits the circumstances is used.
protect the environment.
In creating Ten Principles for Coastal

Development, ULI brought together a
group of experts for three days to share
ideas and inspirations. The purpose of
this book is to provide a comprehensive
overview and guidance for implementing
better land use policies and practices
along the coast to break the cycle of
destructive trends and prevent the degra-
dation of coastal systems as growth and
development occur. It also offers oppor-
tunities to benefit environmental sys-
tems in this process.
The principles enumerated here promote

the idea of shared valuesprotecting
habitat while preserving public open
space and maintaining access for every- Harbour Ridge in St. Lucie County,
Florida, provides an example of the
one. The goal is to work in harmony with
kind of practice that minimizes the
the environment, not to try to bend it shoreline effects of boat docks on
to our will. Nature can show us where the shoreline.
EDSA
building is appropriate and where it is
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ST. JOE COMPANY

not. If areas that provide natural protection are compromised, communities are put
at risk. We must ensure that the decisions we make today do not endanger future
generations.
We also must respect the importance of the economic value a site derives from
being close to the beachfront while at the same time respecting the value of water-
front as a common amenity. Given the high degree of risk associated with coastal
development, why have coastal properties gained so much value in the first place?
Because flood insurance and hazard insurance have mitigated the risk and thus
driven up the value.
Today, a huge problem exists with obtaining private insurance in coastal areas.
Private insurers are no longer willing to finance the risk when they consider the
losses paid out in 2004 and 2005. The ability to obtain insurance is a key factor
that will affect areas on the coast as well as other areas that are prone to harsh
natural conditions.
Finally, a real commitment at the local level will facilitate the change that is needed
to bring about safe and sustainable coastal communities. Local planning, building
regulation, economic development, infrastructure management, and recreation facili-
ties can provide the tools and the policies to get the job done.
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Ten Principles for

Coastal Development
Enhance Value by Protecting and Conserving
Natural Systems
Identify Natural Hazards and Reduce Vulnerability
Apply Comprehensive Assessments to the

Region and Site
Lower Risk by Exceeding Standards for

Siting and Construction
Adopt Successful Practices from Dynamic

Coastal Conditions
Use Market-Based Incentives to Encourage

Appropriate Development
Address Social and Economic Equity Concerns
Balance the Publics Right of Access and

Use with Private Property Rights
Protect Fragile Water Resources on the Coast
Commit to Stewardship That Will Sustain

Coastal Areas
1
Enhance Value by
Protecting and Conserving
Natural Systems
T he best way to protect and conserve natural coastal systems is to allow them
full freedom to be dynamic. When the dunes, the channels, the beaches, and
their interaction with the wind and the water are not disturbed, they can sustain
habitats and fend off erosive forces. Conventional coastal development does not
protect or conserve natural systems. In conventional practice, houses are built
along the shore close to the water where the greatest likelihood exists of interfer-
ence with coastal dynamics. The beachfront property owner views the beach as his
or her backyard and has privacy issues about its use by others. Even when the entire
beach is public, lack of public access points or parking can keep the public away
and deter use. In these cases, the value of the waterfront accrues primarily to the
The plan for Alys Beach in Walton County,
Florida, called for the preservation of the waterfront owners.
natural vegetation along the coast; the
result is a more appealing and more highly
Keeping the beach or coastal area in a natural state with open access to the public
valued development. minimizes disturbance of natural processes. Thoughtful planning for protection and
ALYS BEACH
2
ST. JOE COMPANY
County Road 30-A

In the past 25 years, County Road 30-A
in South Walton County, located on the
Florida panhandle, has transformed
itself from an isolated stretch of coastal
land dotted with old Floridian fish
camps to a model for balancing eco-
nomic development and conservation.
Endowed with North Americas only
coastal dune lakes and beaches featur-
ing fine, white quartz sand, the area is
most famous for the prototypical new
urbanist town Seaside.
In the 1980s and 1990s, the state of

Florida bought much of the areas land.
Three large state parks were estab-
lishedDeer Lake State Park, Topsail
Hill, and Grayton Beach State Parkas
was Point Washington State Forest. As
PREMA KATARI
a result, 65 percent of the regions land
is currently owned by the state and will
never be developed, restricting the sup-
ply of coastal land available for devel-
opment and conserving the areas natural assets. Water Sound, a development along County
South Walton County simultaneously enacted tight zoning restrictions, including a
Road 30-A in the panhandle of Florida, has
maximum building height limit of 50 feet, or approximately four stories. The maxi- several passages to the beach, ensuring that
mum allowable units per acre are 12, although most developments built in South every resident has access to the waterfront.
Walton County during the last 20 years average five or six units per acre. These reg-
ulations have transformed County Road 30-A into a string of high-value, neotradi-
tional resort communities, including Grayton Beach, WaterColor, WaterSound, Alys
Beach, and Rosemary Beach. Today, 30-A still has only two lanes, limits speed to 35
miles per hour, and will soon be designated a Florida scenic highway.
3
GEORGE CATHCART
Attempting to stop erosion by hardening access preserves the natural systems of the coast while providing a great amenity
the waters edge reduces the shorelines value
for the community. When the amenity of the waterfront is shared, the value of that
to the community by disrupting ecological
processes and degrading the quality of the
waterfront is distributed in the broader community and the total value is greater.
beach experience. And because the natural coastal processes are minimally disturbed, the coastal area
will hold its value longer.
The ultimate goal is to build in a manner that does away with the need for struc-
tural measures or beachfront replenishment; thus, developing inland from the water-
front will reduce public cost and create value. Where development is appropriate,
using higher densities designed to a human scale with environmental sensitivity and
applying techniques such as permeable surfaces, narrow roads, natural vegetation,
recycled materials, and minimal irrigation will allow even greater protection of natu-
ral areas.
4
Shoreline Conservation Increase overall development premium

by driving values inland.
Adds Value
Connect shoreline to development
Enhance overall development value by sites with regional park systems.
protecting the shoreline and using envi-
Set environmental design standards:
ronmental design standards.
Use smaller building footprints rela-
Protect the shoreline:
tive to the site.
Make the most vulnerable area of the
Create a connected network of open
site a common amenity.
space.
Reduce risk or vulnerability through
Use native plants; discourage exotic
open-space protection.
vegetation.
Commit to habitat restoration.
Conserve water by harvesting rain-
Create equity with common amenities. water, irrigating with graywater,
Benefit the broader community with and minimizing irrigation.
greater public access and more access Use recycled materials.
to better views.
Creating a well-connected system of trails, parks, and open spaces enhances access.
This access provides opportunities for the community to use the coastal amenities
that improve the quality of life. Better connections will improve access to water,
open space, and neighboring areas and will increase usage, visibility, and passage.
Improved access will promote social equity and create further value in the commu-
nity. The regulatory process should be set up to encourage good development. Well-
designed development consistent with protecting natural systems should receive
swift approval. Proposals using a more conventional approach should meet more
barriers to approval.
5
2 Identify Natural Hazards and

Reduce Vulnerability
E veryone agrees that storms are a significant

hazard for coastal communities, but a number
of different hazards actually come packaged with
storms. Storm frequency is one. Obviously, a stretch
of coast that has a high storm frequency is more
hazardous than another with fewer storms. Storm
intensity is another. The Saffir-Simpson Hurricane
Scale is a 1 to 5 rating based on a hurricanes
intensity. It is used to give an estimate of the
potential property damage and flooding expected
along the coast from a hurricane landfall. Wind
speed is the determining factor in the scale. Storm
surges that cause flooding are highly dependent on
the slope of the continental shelf and the shape of
the coastline in the area of the landfall (see figure
on next page for more on Saffir-Simpson). Saffir-
Simpson can help gauge potential danger from high
winds and flooding. Another hazard is erosion
Hurricane Katrinas sheer size ensured a wide caused by the storms waves and by the retreat of the storm surge. Erosive forces
swath of damage across the Gulf Coast. can destroy homes, businesses, roads, and other infrastructure. Wave intensity is
another hazard to be considered: both the destructive force of the waves themselves
and the ramrod pounding effect of debris floating in the surf.
Although severe erosion occurs during storm events, where erosion is a problem,
the process can continue in the context of everyday weather and currents and with
the ebb and flow of tides. Ironically, groins, bulkheads, jetties, and other structural
measures meant to control erosion often exacerbate it. Erosion can be relentless
and unstoppable. Nevertheless, it can be measured and understood in terms of how
quickly the shoreline is retreating and what that rate of retreat means in terms of
threat to coastal development.
Tsunamis are waves generated by earthquakes or landslides under the ocean. They
are very large ocean waves that travel quickly over hundreds of miles. As they ap-
proach land, the shoaling water causes the tsunamis to slow down and grow in
height. They reach the shore as a fast-moving wall of water 50 to 150 feet high
that washes destructively across the land. Tsunamis are more frequent where seismic
activity occurs. For this reason, a higher tsunami probability exists on the West Coast
of the United States than on the East Coast. Hawaii, which is highly volcanic and is
surrounded by areas of high seismic activity, has had several tsunamis. In May 1960,
a large earthquake off the coast of Chile generated a tsunami that struck the city of
Hilo, Hawaii, as a 35-foot wave, killing 61 people and causing extensive damage.
6
Identify Vulnerabilities
When considering developing or redeveloping coastal property, specific vulnerabili-
ties must be identified in the initial site assessment. Vulnerabilities are identified so
they can be reduced in the final design of the development.
Conservation of land and preservation of ecological systems reduce vulnerability. A

strong environmental protection strategy also reduces risk to structures. Ideally, the
ecological footprint should be as small as possible while still enhancing economic
vitality. This strategy means not disturbing natural coastal processes, such as dune
building and movement of sediments. Tread lightly; use natures own systems for
protection and advantage; avoid brute-force solutions by building with less impact. The Saffir-Simpson scale was developed in
1969 and predicts the storm surge and dam-
Enhance Resilience age likely to occur based on a hurricanes
wind speed.
Understanding vulnerability to hazards and
how to reduce them is very important. But
we can go beyond reducing vulnerability and
risk; we can build and organize in a way
that makes responding to a disastrous situa-
tion easier. The capacity of a community to
adapt so that it can restore and maintain an
acceptable level of functioning and structure
is called resilience. Resilience is determined
by the degree to which the community is
capable of organizing itself to increase its
capacity for learning from past disasters to
better implement protection from future dis-
asters and to improve risk-reduction meas-
ures. The implementation of the measures
and actions associated with resilience
requires the following:
Properly assessing the natural system

in terms of sediment, biodynamics, and
awareness of the inherent resilience of
the coast;
Integrating implementation from the

neighborhood to the regional level;
CARL KOELBEL
Appropriately evaluating and monitoring;
7
Identifying opportunities for building and promoting com-

Hazards Training: The Community munity character and maximizing heritage and culture;
Vulnerability Assessment Tool
Building relationships within the community (private, pub-
The National Oceanic and Atmospheric Administration will
offer training in the Community Vulnerability Assessment
lic, nonprofit);
Tool (CVAT). The training is based on the CVAT methodology,
which includes resilience components and a geographic
Reducing long-term management, maintenance, and recon-
information system guide for processing risk and vulnerabil- struction costs;
ity data.
Identifying constraints that can be used as amenities; and
The course will focus on helping coastal resource and emer-
gency managers use CVAT to assess a communitys risk and
Linking outcomes of site analysis, vulnerability assessment,
vulnerability to hazards and other community stressorsand
also on identifying a communitys strengths to determine its and resilience enhancement to the site-planning process.
resilience.
In terms of economic resilience, a diverse coastal business mix
For immediate information on risk and vulnerability assess-
ments, managers can view the methodology at is best, such as businesses that can easily pack up and leave,
www.csc.noaa.gov/products/nchaz/startup.htm. On the same tourist-oriented businesses, and not-for-profit businesses that
site, managers can also request a CD-ROM that provides the
can provide services in the aftermath of a natural disaster.
complete methodology and sample data from the pilot proj-
ect area. Additional risk and vulnerability assessment tools Resilience also means being able to quickly resume services,
can be viewed at www.csc.noaa.gov/rva_tools/. including schools and transportation, and restore electricity
The training is expected to be available in the fall of 2008. and water.
For questions about future training and the methodology,
please contact Tashya Allen at (843) 740-1321 or The retrofitting of existing structures for increased security
Tashya.Allen@noaa.gov.
from disasters will add to a communitys resilience. Also, the
retrofitted features will create value for the property owner
and change the way homes are marketed to consumers, ultimately encouraging more
consumers to invest in retrofitting.
Reduce Vulnerabilities
Taken together, combining a better understanding of the nature of the coast with an
assessment of hazards should lead to balanced decisions about development and use
of the coastal zone. For example, recognizing and adapting to natural forces and
change are important. The following elements should be factored into the land use
decision-making process:
Coastal hazards:
Extreme events;
Storm frequency and intensity;
Probability of tsunamis; and
Erosion.
8
Long-term change:
Shoreline fluctuation;
Erosion;
Climate change;
Sea-level rise; and
Barrier island movement.
Emergency management:
Evacuation;
Insurance;
Poststorm mitigation;
Open-space acquisition;
PREMA KATARI
Science-based decision making in
which zoning is aligned with land
capability; and
Public and individual responses to change, including the need for education. This beach in Mui Ne, Vietnam, was heavily
eroded by the 2004 Indian Ocean tsunami.
In addition, redevelopment after an event should be considered as an opportunity The unsightly plastic tarps are used in an
to reduce risk, increase livability, restore and enhance natural resources, and attempt to restore the stability of the beach.
increase community resilience.
Establish Accountability
In the conventional policy environment on the coast, many decisions are made,
approvals given, and projects implemented even as hazards are ignored, inappropri-
ate development is allowed, or natural processes are disturbed. Yet when disaster
strikes and property and lives are lost or hazards worsened, no one is held account-
able. Consequently, the costs of protection of infrastructure are borne by the tax-
payer rather than those directly benefiting from the development. The balance needs
to be altered so that the true cost of any development is taken into account, includ-
ing any long-term protection needs.
The benefits of retrofitting for disasters need to be emphasized as a marketable fea-

ture, showing how value is created by retrofitting for disasters. This effort will
change the way homes are marketed to consumers, and it will ultimately encourage
more consumers to invest in retrofitting.
9
3
Apply Comprehensive
Assessments to the Region
and Site
E ach parcel of land is unique. Each landscape is the singular manifestation of
the physical, biological, and cultural forces that act upon it. It is the product
of a particular geologic, natural, and cultural history. The word place is used here
to mean the uniquely personal aspect of the landscape or parcel of land. We get to
know and understand a place much as we would get to know and understand a per-
son, by becoming familiar with it and, in the case of a place, by studying it and
learning about its characteristics, history, and special qualities.
Begin by identifying the natural systems functioning on the site. Taking an assess-
ment or inventory identifies the natural systems. Because this assessment forms the
database for the analysis of the places natural systems, using an ecological or natu-
ral resources expert to conduct the inventory is important.
MARK KARRASS/CORBIS
The objective is to find an appropriate design framework for the land uses being
planned. Mapping those features that have a spatial distribution may be helpful.
Ideally, the data are derived from or entered into a geographic information system
(GIS). Use of a GIS greatly facilitates further analysis of the information.
These starfish on the Pacific coast illustrate The goal of the inventory process is to become familiar with specific natural features
the value of assessing and preserving unique of the place and to see how they interrelate, so that their continued functioning as
coastal wildlife.
systems can be accommodated during construction and after completion of the
development. Ian McHarg laid the foundation for ecologically sensitive land use
planning in the 1960s by mapping site features and resources. He used the best sci-
entific information available. His landmark 1969 book Design with Nature has a
chapter on coastal development in New Jersey.
After assessing the

local ecosystem, the
developer of Alys
Beach in Walton
County, Florida,
decided to incorpo-
rate the natural habi-
tat of the coast in the
community design.
ALYS BEACH
10
Continue with the assessment by determining how the natural systems function to
create a site design that protects and enhances both the natural and built environ- The Natural Inventory
ments. The movement of water; the nature of the soils; the structure of the commu- The following are some of the natural
nities of living resources; the habitats, including vegetation and wildlife; and the features that should be considered in
taking the inventory to better under-
ecological relationship between the site and the surrounding area should be factored stand the place:
into the design of the project. The information from the inventory can be analyzed
COASTAL HYDROLOGY
and interpreted to establish a design framework appropriate for the place. PROCESSES Surface Water
Erosion and
Groundwater
The physical form of the site, the layout of the streets, the orientation of the lots Sedimentation
Floodplains
and of the buildings on the lots, and the intended uses and their relation to each Water induced
Wetlands
Wind induced
other should be planned to balance the natural and constructed elements of the
Sediment HABITAT
project so that both are protected and enhanced. Here is where we apply the infor- transport and Terrestrial
mation about how to reduce vulnerability and enhance resilience that we have deposition
Aquatic
derived under Principle 2: for example, keeping structures out of high-hazard areas Long Shore Drift
Marine
Tides
and preserving features like dunes that afford protection. Remember that the project Freshwater
Currents
will become part of the ecosystem in which it is built, and design to avoid nega- Forest Interior
Sea-Level
tively affecting the existing ecosystem. Change Unique or
Unusual Habitat
Barrier Island
The Nature Conservancy offers the following guidelines for integrating a development Dynamics Threatened and
Endangered
into the natural environment: Tidal Wetland Habitat
Dynamics
Understand the ecosystem, its natural processes, and the stresses that adjacent Threatened and
Endangered
GEOLOGY
development places upon it. Physiography
Species
Surficial Geology CLIMATE

Have the site assessed by a wildlife consultant to define sensitive habitats, Microclimate
Geomorphology
wildlife movement corridors, and any threatened or endangered species present. Frost Pockets
Aquifer Recharge
Prevailing Wind
SOILS
Hydrologic Soil LIVING
Groups RESOURCES
Plant
Hydric Soils
Vegetation
Soil Suitability
associations
Soil Erodibility
Vegetation
Suitability for communities
Agriculture
Forest stand
TOPOGRAPHY delineation
Steep Slopes Animal
Slope Aspect Wildlife
Threatened and
endangered
species
11
ST. JOE COMPANY

Preserve sensitive habitat, and refrain from breaking up or intruding into
contiguous expanses of sensitive habitat.
Consider and avoid human/wildlife conflicts.
Leave native vegetation intact as much as possible.
Avoid construction in drainage areas and other watercourses.
In addition, establishment of a program to fund the maintenance of designated

habitat areas that, with the participation of residents, can become an educational
and community-building resource is recommended.
Ascertain the regional effects of the development on natural systems and determine
how regional systems affect the site. To maintain harmony with the regional ecosys-
tem, we need to examine the place in its larger context.
Does the site interrupt a habitat link or corridor that would diminish the larger
ecosystem if it were not carefully planned? If it does, how can that link be
enhanced?
How will the runoff from the site affect communities and habitats downstream?
What can be done to manage runoff and prevent problems?
How can important regional systems be sustained in the design?
These questions are an integral part of the inventory and assessment learning
process that must be addressed in the early stages of design.
Avoid impinging on wetlands. The aesthetics of wetlands and the wildlife they draw,
particularly local and migratory birds, make them an attractive amenity for all types
of development. In addition, they enhance the stewardship connection between the
people and the natural systems.
12
Consider how people are affected by

and in turn influence the developments
natural and constructed elements. In
designing and building a sustainable
community, the people who live in the
community must be part of the design
if the project is to be in harmony with
its environment. Residents must feel
comfortable, safe, and socially and eco-
logically connected. They must like the
place. Their behavior, decisions, and
actions must support its long-term
viability and not degrade it. For this
reason, new residents should be given
opportunities to learn about the place
EDAW
in which they will live.
One approach is to offer educational programs to explain the natural systems of the These salt marshes in the San Francisco Bay
are fragile wildlife havens that have been
place, how they function, and how the design of the community accommodates and
restored after being disturbed by insensitive
enhances them. The goal of the program should be to instill a sense of stewardship development practices.
in the community. Residents should learn how to manage their property to reduce
vulnerability, enhance resilience, protect habitat, prevent pollution, and encourage
ecological efficiency. This effort could mean explaining the structure of the commu-
nity ecosystem; explaining why it is important to avoid exotic, invasive plant species;
and giving instruction in how to recycle yard waste and avoid use of chemicals. Ide-
ally, these educational programs would become part of an ongoing process to keep
the community aware and committed to the rewards of stewardship.
One further point to consider when planning the people side of the equation in
ecological development is the function of historical, cultural, and archaeological
resources. Sometimes a historical building, such as an old farmhouse or civic build-
ing from the 19th century, can provide an interesting and attractive focal point for
a plan. Culture in all its manifestations can bind a community together, motivate
youth, promote harmony in diversity, and provide collateral economic activity.
Developers should work to understand the extent and nature of archaeological,

cultural, and historical resources by engaging qualified experts to take a common-
sense and scientifically valid approach to researching the possible existence of
such resources. The site plan should be designed to take advantage of resources
that, through preservation, can become a point of interest and perhaps a thematic
element for a development.
13
4
Lower Risk by Exceeding
Standards for Siting and
Construction
F rom the experience of many storms along the Atlantic and Gulf coasts, storms
of all types and sizes, we have gained a lot of knowledge about construction
practices that provide the best protection from storm hazards. These practices can
be used to build in a way that reduces risk and enhances the resiliency community.
Nevertheless, risk cannot be eliminated.
The state of Florida has regularly upgraded its building code in response to new
information about the effectiveness of construction practices from the experience
of hurricanes. The code enacted in 2002 requires that residential commercial con-
struction meet considerably higher standards than the code that applied before
Hurricane Andrew struck south Florida in 1992. The new code toughened require-
ments for design, including stricter roofing measures. These more-stringent code
requirements paid off when Hurricane Charley plowed across the state in 2004.
Homes built to the new standards sustained considerably less damage than houses
built to the code in place before Andrew. Newer commercial construction also
fared better in Charley. After five storms hit Florida in 2004 and 2005, the state
responded to rising insurance costs caused by storm damage by further ratcheting
up code requirements.
Alys Beach
Alys Beach, developed by EBSCO Industries and master planned
by Duany Plater-Zyberk, is a model for safe and durable con-
struction. Occupying a 158-acre site on what had been the last
piece of beachfront property on the Florida panhandle, Alys
Beach is a neotraditional resort town. Featuring whitewashed
masonry and stucco buildings, the town draws its architectural
inspiration from the vernacular buildings of Bermuda and
Antigua.
When built out, the town will include 900 residential unitsall
ALYS BEACH
of which will be individually certified as Fortified, or disaster-

resistant, by the Institute for Business and Home Safety, a non-
profit, insurance industrysponsored group. The insurance
industry has long lobbied for tougher building codes, and the
Fortified program has emerged as a way of recognizing projects In addition to incorporating the natural habitat of the coast into the
that exceed code. Certified projects strengthen buildings well design of the community, the developer of Alys Beach in Walton
beyond local building codes for residential construction, which County, Florida, decided to dramatically fortify the structures against
are often written with the bare minimum for safety in mind, hurricane damage.
and are subject to rigorous additional inspections.
eight feet, which is the Florida code requirement. Homes have
Accordingly, the housing of Alys Beach is being built with dis-
concrete roof tiles covered with three coats of limestone slurry.
aster resistance in mind. Houses are sited to minimize window
exposure to high winds, while all doors and windows are Approximately 1,500 homes in 11 states are Fortified. Alys Beach
impact resistant. The buildings concrete masonry unit walls is the first community to require all of its buildings to be Fortified.
have steel reinforced bars every four feet rather than every Owners of Fortified homes can expect lower insurance costs.
14
Trying to save money by compromising

building standards makes no sense.
Building to code-plus is always better.
Insurance companies have a much better
understanding today of how high con-
struction standards result in lower claims
when a catastrophic event occurs. Thus,
demanding higher standards that will
provide more protection, increase the
value of the structure, and further lower
insurance costs makes sense. When a
new community is being built, code-plus
upgrades can be used as part of a mar-
keting and sales program that can appeal
ALYS BEACH
to consumers.
Siting
Although superior design and construction are critically important, the proper siting To enhance structural integrity and resistance
to storm damage, EBSCO Industries used
of structures can significantly improve the resilience of the community and decrease
double the reinforcing bars required by
its vulnerability. Proper siting, however, requires an integrated approach so vulnera- Florida code in the construction of homes at
bility and resilience are considered at the regional, neighborhood, and site levels. Alys Beach.
Following are some of the factors to be considered:
Location of hazard areas;
Locations suitable for development;
Regional open-space network, including habitat areas and sensitive environments;
Regional transportation network, including roads and public transportation;
Regional water and sewer system;
Watersheds; and
Existing land use.
Again, exceeding state and local siting requirements is a good practice.
Remember, conservation of land reduces vulnerability. Asset exposure can be reduced

with a strong environmental protection policy. Leave the smallest ecological footprint
while promoting economic vitality. The highest and best use may not always be in the
public good. Protect the built environment that exists, but use rezoning and other
public policy tools to reduce the ecological footprint and build with less impact.
15
5
Adopt Successful Practices
from Dynamic Coastal
Conditions
I n addition to the standard coastal hazards, such as storms and storm surges,
tsunamis, erosive waves and currents, shoreline fluctuation, and barrier island
movement, other forces contribute to the dynamism of the coast. Solid agreement
now exists that global warming, caused by human activity, will bring changes to the
coast. The acceleration of sea-level rise from the expansion of warming ocean waters
and the melting of glaciers and ice sheets globally will make more-responsible and
comprehensive development along the coast imperative. The global warming problem
may also lead to changes in weather patterns and storm intensities that will make
living along the coast more precarious. Consequently, communities on the coast
must learn from each other which practices effectively increase resilience, decrease
vulnerability, and reduce the potential threat of any given hazard, including acceler-
ated sea-level rise.
Communities can look to one another for guidance concerning which policies and
practices are the most effective and which are not. The Association of State Flood-
plain Managers has written a handbook titled No Adverse Impact in the Coastal Zone
that describes how coastal communities can avoid or mitigate adverse impacts from
dynamic coastal processes. The handbook details policies, regulations, practices, and
services that can provide one of three increasingly effective levels of protection:
Basic, Better, and No Adverse Impact (see accompanying sidebar).
Sharing best practices also is important at the project or site level to adopt success-
ful design solutions from similar contexts. Learn from working examplesboth good
and bad. Many examples of good coastal development have begun to emerge, includ-
ing the following examples of beach community best practices:
No Adverse Impact in the Hazard Identification and Mapping;

Coastal Zone Handbook Planning;
Regulations and Development Standards;
The Association of State Floodplain
Managers (ASFPM) has prepared a Mitigation;
handbook that describes how coastal Infrastructure; and
communities can avoid or mitigate
adverse effects from dynamic coastal
Emergency Services.
processes. The handbook details what a The appendix to the handbook provides
community needs to do to have a a simple list of programs by state that
Basic level of practices, what it must are examples of these best practices. In
do to improve to a Better level of most cases, references to Web sites will
resilience, and finally what best prac- provide more detailed information.
tices it needs to put into effect to
The No Adverse Impact in the Coastal
achieve No Adverse Impact. In the
Zone handbook is available from ASFPM
handbook, these practices are placed
at www.floods.org.
in the following categories:
16
1 Water Sound, on
County Road 30-A in
the panhandle of
Florida, preserves the
natural shoreline with
protected walkways to
the beach.
2 Public access to
trails, parks, and recre-
ST. JOE COMPANY
ational areas near the

coast preserves other,
more sensitive habitats
2
EDAW
1 from intrusion.
3and4 Dewees
Island, South Carolina,
has a nature center, a
ISLAND PRESERVATION PARTNERSHIP

wet lab, and a resident
environmental educa-
tion specialist. Its
island stewardship
program aims at
recruiting and training
volunteers to help pro-
mote sustainable living
3 4 on the island.
MONTAGE LAGUNA BEACH
5 6
Beach edge: WaterSound Beach, Florida (photo 1). 5 Montage Resort in Laguna Beach, Califor-
nia affords every guest impressive views of
Public access, parks, trails, walks: BeachWalk on St. Joseph Bay, Florida (photo 2). the southern California coastline.
Interpretation: Dewees Island Nature Center, Dewees Island, South Carolina

(photos 3 and 4).
6 Concentrating development density in the
city of Laguna Beach, California, 6,500 acres
were put aside for the Laguna Beach Wilder-
Views: Montage Resort, Laguna Beach, California (photo 5).
ness Park.
Density: Montage Resort, Laguna Beach, California (photo 6).
17
6
Use Market-Based Incentives
to Encourage Appropriate
Development
I ncentives can encourage developers to locate and cluster coastal development in
less vulnerable and more resilient sites. Incentives come in a number of forms:
public investment, public/private partnerships for land assembly and financing, pre-
ferred treatment for timely regulatory approvals, tax incentives that add to the bot-
tom line, and others. Market-based incentives also can help direct the development
toward more environmentally compatible design, for example, with public invest-
ments in infrastructure such as water, sewer, and stormwater management. Incen-
tives are also provided by backing off costly hard-edged engineering code require-
ments that serve only to exacerbate environmental disturbance. Probably the least-
expensive incentive to implement
is regulatoryorganize the devel-
opment review process so that
good design and siting, as well as
good practices for environmental
protection, are the path of least
resistance to quick project ap-
proval. This strategy is called mak-
ing the right thing easy to do.
Make the Right Thing

Easy to Do
Changing the zoning code to sup-
port higher densities and compact,
clustered uses is one step in the
ST. JOE COMPANY
process. Subdivision regulations,

engineering codes, building codes,
road ordinances, and environmen-
tal rules all must be examined to
Using well-designed, compact development determine how they support or obstruct appropriate coastal development. Hard-
at Water Sound made possible the preserva- edged engineering solutions for stormwater management and other infrastructure
tion of abundant natural habitat.
concerns should be reexamined and where appropriate made more flexible. Street
designs that focus only on getting cars speedily from one place to another instead
of reducing stormwater runoff or improving pedestrians safety and comfort must be
THOMAS HACKER ARCHITECTS
amended. Guidelines must be prepared that address the context of streets in the
community and how they might contribute to enhancing environmental systems or
improving the quality of life.
Create incentives for redevelopment that protects natural areas, clusters uses, and
raises development standards.
18
Conserve fragile landscapes and essential natural

resources.
Protect open natural areas with or without public

acquisition through conservation easements or
transfer of development rights.
Use density bonuses to encourage affordable

housing.
Replace substandard development with hurricane-

and storm-resistant development.
All these incentives require consistency and disci-

pline in public policy. Having the patience to wait
EDAW
for the right projects and facilitating them through

the approval process when they come will energize
the proposal of similar projects. Stick to the plan, be disciplined, anticipate the Unrestrained, unregulated market forces can
need to be flexible, and then do not be afraid to bend. Finally, reward and trust lead to replacing palm trees and wildlife with
high rises and coffee shops. Well-crafted
those who build better. incentives might have brought about a
better outcome.
Put Your Money Where Your Regulations Are
Integrate public facilities into the communitys development strategy. Public facilities
should be sited in ways that help shape the plan and vision and enhance environ-
mental performance and synergy among private developments. The thoughtful loca-
tion of public facilities will leverage private investment on surrounding sites, create
a focus for the community, and help shape a more beneficial development pattern.
Build Partnerships
Maximize benefits to the community and the environment by building public/private
partnerships. The public sector must be prepared through the partnership arrange-
ment to provide capital investment, services, or both that support private sector
investment and set the stage for the kind of development that will make the com-
munity less vulnerable and more resilient. Public agencies, working in partnership
with the private sector, ensure that comprehensive environmental, economic, and
community benefits actually happen. They provide capital investments that achieve
multiple purposes; for example, improving access and parking at public beaches and
enhancing coastal character and the environmental quality. Such public investment
will help bring about further private investment as it is required.
19
7 Address Social and Economic

Equity Concerns
I n the not-so-distant past, many American communities included a variety of

housing types with residents of all incomes and backgrounds. These communities
were not considered social experiments or mixed-income; they were rightly
thought of as simply where we live. The fact that the wealthiest residents lived
within walking distance of some of the poorest was a naturally accepted part of
these healthy and balanced communities.
Over the past few decades, we have seen American communities become more eco-
Social Equity Best nomically segregated from one another as the extensive use of automobiles made
Practices possible development that sprawls across the landscape. The high cost of land on
Offer a variety of housing types, the coast only exacerbates this phenomenon. To restore balance and move toward
including affordable housing, for sustainability, developers need to provide more housing choices that appeal to vari-
long-term sustainability.
ous market segments and demographic groups. Of critical importance is a mix of
Encourage resort employers to pro-
vide employee housing on site.
housing types, price points, and other uses that provide a more diverse and vital
community. By clustering compact development, walkable mixed-use neighborhoods
Maintain local community charac-
ter and authenticity. can be created that offer the opportunity for a variety of housing types rather than
Take land cost out of the price conventional homogeneous subdivisions. Different demographic groups have distinc-
equation in developing affordable tive needs and desires for housing; furthermore, housing needs and desires change
housing by using surplus public
with life-cycle changes, such as when a young family evolves into an empty-nester
land and community land trusts.
couple or a child living at home becomes a young adult living on his or her own in
Be innovative with mixed-use de-
signs, such as residential on top of the community. A mix of housing opportunities, therefore, helps create not just a
commercial, or several units in one one-generation subdivision but a sustainable community that accommodates life-
large single-family type of dwelling.
cycle changes and allows people to stay in the community.
Avoid displacing people as a conse-
quence of coastal redevelopment.
Find ways for local communities to

benefit from and contribute to the
success of the development.
ST. JOE COMPANY
Different neighborhoods in the same develop-

ment can have different price points, as is the
case at WaterColor in Walton County, Florida.
20
c
ST. JOE COMPANY
Rental and ownership of single-family houses with yards, townhouses, and multifam-
ily apartment buildings are needed to meet the varied lifestyles of people living on The Community Land
the coast. A young couple may not want a three-bedroom house with a yard but Trust for Affordable
may prefer an apartment with a pool and fitness center. Families, in contrast, may Housing
want a more traditional single-family house with a yard and a neighborhood play- A community land trust is a tool that
is being used increasingly for afford-
ground.
able housing because it allows the
value of the land to be removed from
Higher-density residential areas with many amenities are most appropriate for activ-
the home financing equation. A non-
ity and employment centers and transportation hubs. Such residential areas help profit corporation established through
generate the traffic necessary to keep retail centers vital and put the center in a public/private partnership for the
purpose of providing affordable hous-
town center.
ing acquires title to developable land
or existing properties in a specific
The effort to return to healthy and balanced communities begins with preservation
area through purchase, donation, or
of existing communities that are in balance. Throughout the country, much of the lease. Prospective purchasers of
existing affordable housing stock is disappearing because of neighborhood changes, homes in the trust have to qualify
only for the cost of the home itself.
expiring uses, and market pressures. Much of the stock is rental housing, which is Sometimes public and private financ-
the only housing choice for many low-income families. Many communities under- ing programs are available to assist
stand the connection between balanced communities and their economic health and low- and moderate-income buyers
with their purchase.
are working to preserve the affordable rental stock that allows working families to
To preserve affordability, the non-
live near their jobs. In some communities, low-income housing tax credits are being profit corporations stakeholders can
used to update existing rental-housing stock and preserve this vital housing option. develop a formula that may limit the
amount of financial gain that can be
The new affordable-housing developments being constructed today provide a variety realized when a community land trust
of housing at a variety of price points. They allow people to move up without hav- home is resold; a portion of the profit
from the sale goes to the seller, and
ing to move out. From the developers perspective the mixed product creates a vari- the remainder goes to the nonprofit
ety of potential customers, mitigating the development risk. If the development to assist future purchasers of proper-
ties within the trust or to develop
includes market-rate units, these units can be used to cross-subsidize the income-
additional affordable housing. The
restricted units, making a development more financially feasible. The correct ratio of preservation of affordability ensures
market-rate, workforce, and low-income housing units in any one community may that the original public-benefit pur-
pose remains, but the additional ben-
vary based upon the situation in the surrounding community. Many developers
efit of private wealth creationand its
believe that at least 50 percent of the housing in larger, mixed-income communities multiplier effect in the community
should be market-rate housing to ensure community stability and options for lower- can be realized.
income families to move up.
21
8
Balance the Publics
Right of Access and Use
with Private Property Rights
A ccording to centuries of common law in the United States and Great Britain,
the public has the right to enjoy the benefits of navigable waters and their
shores for commerce, travel, fishing, and recreation. The right is protected under the
Public Trust Doctrine (see sidebar), which the courts have used in weighing public
rights of access and use against private property rights to determine the balance
between public and private interests.
The best way to avoid imbalance in public and private rights is to avoid the conflict
PREMA KATARI
wherever possible. Where feasible, conflict is easily avoided by making the entire
shoreline system a community amenity open to the public, so no private rights exist
to be concerned with. This strategy not only avoids the public rights versus private
Even when private homes are built along the
rights conflict but also has the advantages of transferring the value of the water-
waterfront, a public beach ensures that all
can enjoy the resource. front property to the community at large and making preservation of coastal systems
and processes easier.
To function well, a community with an open beach system must have some of the
following characteristics:
Free and uninterrupted access along the beach, ideally inland to the line of
established upland vegetation;
An access to the beach at least every half-mile in highly populated areas;
A diverse range of access typespedestrian, vehicular, viewwith a range of

amenities to meet user needs, such as parks, walkways, boardwalks, and streets,
but with minimal adverse environmental effects;
An accurate and up-to-date inventory of access sites;
A dedicated funding source for land acquisition;
A policy of no net loss of beach access;
22
Regular collection of beach attendance records and analysis of supply and

demand, including an economic evaluation of beaches; Public Trust Doctrine
The Public Trust Doctrine is a com-
Public education about beach access, including customary or prescriptive right to mon law doctrine of property law,
beach access; adapted by each state, that estab-
lishes public rights in navigable
Good public access to the coast and bay shores with the acquisition of land and waters and on its shores. The doc-
easements and by building trails and stairways; trine is premised on the fact that
such waters and shores have been
Low-cost accommodations along the coast, including campgrounds and hostels; used as common areas for food,
travel, and commerce from time
A policy of protecting and enhancing coastal wetlands, streams, and watersheds; immemorial. The concepts presented
in the Public Trust Doctrine date back
Available urban waterfronts for public use and coastal-dependent industries, espe- at least to the Roman Empire. English
common law recognized public rights
cially commercial fishing; in navigable waters and on their
shores. American colonial courts fol-
Protection of agricultural lands; and lowed English common law. Each
state has since further refined the
A policy welcoming donations and dedications of land and easements for public doctrine through its courts and legis-
access, agriculture, open space, and habitat protection. latures to best fit its particular cir-
cumstances and societal needs. The
Even when the entire beach is public, restricted access can be a problem. In these Public Trust Doctrine provides that
public trust lands, waters, and living
cases, property owners should be given incentives to provide access and truly open
resources in a state are held by the
up the beach to the public. Property rights can be respected by using tools such as state in trust for the benefit of all of
conservation easements, tax abatements, and the purchase of development rights. In the people and establishes the right
of the public to fully enjoy public
some cases, just the addition of adequate parking facilities may go a long way
trust lands, waters, and living re-
toward enhancing public access. sources for a wide variety of recog-
nized public amenities. The doctrine
Provide incentives through a better and faster approval process for good develop- also sets limitations on the states,
ment projects that offer more open and accessible beaches. This strategy will grow the public, and private owners and
establishes the responsibilities of the
support in the community and reduce opposition. Value is generated through open states when managing these public
access and the preservation of the coastal lifestyle. trust assets.
Sources: National Oceanic and Atmos-

pheric Administration; Natural Heritage
Institute.
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23
9 Protect Fragile Water

Resources on the Coast
C oastal water resources play a critical role in the ecosystem of the coast and
determine how well development fits into the coastal environment. Coastal
waterways are often estuaries or have important characteristics of estuaries. Tech-
nically, an estuary is a semi-enclosed body of water that has a free connection to
the sea where seawater mixes with freshwater. Tidal influence maintains a dynamic
relationship between freshwater and saltwater where they meet. Estuarine habitats
are essential nursery grounds for many marine fish and shellfish. Estuaries often
contain salt marshes, mangroves, and other wetlands, which are important habitats
for many species.
Rainfall feeds freshwater into the estuarine system when it runs off as stormwater
and recharges groundwater systems when it percolates into the ground. How devel-
opment affects the balance between recharge and runoff is critically important to
both: first, because groundwater is a major source of drinking water in coastal
areas; and second, because stormwater runoff from developed areas can degrade
delicate estuarine habitats.
One way to reduce the polluting effects of stormwater is to use natural drainage
EDSA
patterns and characteristics. A natural drainage system imitates the runoff of the
Permeable roadways prevent runoff and con-
site in its predevelopment state, substituting surface drainage and infiltration for
tribute to the recharge of groundwater.
conventional storm sewer drainage. One way to retain natural drainage patterns is by
Fragile coastal water

systems can be pre-
served by incorporat-
ing existing wetlands
and marshes into site
EDSA
development plans.
24
ST. JOE COMPANY
clustering development to preserve the natural topography and, as much as possible, Estuaries and wetlands provide recreation for
residents and visitors.
drainage ways. Incorporating natural drainage design can save money by reducing
infrastructure costs and also reduce downstream effects and recharge local ground-
water supplies.
Groundwater recharge can be enhanced by using porous paving materials. Crushed

stone, gravel, stabilized decomposed granite, and open paving blocks are as durable
and practical as asphalt paving, yet minimize runoff from driveways, parking areas,
walks, and patios and allow rainwater to infiltrate the ground.
Water shortages and declining groundwater reserves have caused many states and
counties to adopt water conservation measures. The ease and low cost of saving
25
ST. JOE COMPANY

water make wasting it inexcusable. Water-saving toilets, shower heads, faucets, and
irrigation systems reduce aquifer depletion and lessen the discharge of sewage treat-
ment plants in coastal areas.
Watershed Management
A watershed is the area of land that drains to a particular body of water. The move-
ment of water through the watershed integrates the human and natural systems
functioning in it. As a form of environmentally based land use management, water-
shed management examines the entire watershed system, from the uplands and
headwaters, to floodplains, wetlands, and receiving water. It focuses on water
quantity and quality and how they are affected by the patterns of land use and
land conservation.
The goal of watershed management is to retain water quality and the flow of water
in a natural state and maintain, to the fullest extent possible, healthy, functioning
aquatic systems and habitats. Of particular concern is how various types of land
uses affect the relationship among rainfall, groundwater infiltration, evapotranspira-
tion, overland flow, and stream flow. Watershed management is accomplished
through an iterative process of integrated decision making regarding uses and mod-
ifications of land and water within a watershed. This process provides an opportu-
nity for stakeholders to balance diverse goals and uses for environmental resources
and to consider how their cumulative actions may affect long-term sustainability of
both the ecological and human communities.
26
A variety of building practices can also help conserve water, such as using water-
conserving appliances and recycling by using graywater and rooftop rainwater- What Is Graywater?
harvesting systems. Harvest rainwater where practical. Rainwater can be collected Graywater systems use drainage
from the roof for indoor or irrigation use by routing downspouts to a cistern. This water from sinks and showers (not
toilets or dishwashers) for irrigation;
practice is equivalent to using passive solar energy. It can supply nearly all water the additional nutrients in graywater
needs at little or no cost, with many environmental benefits. Rainwater harvesting are beneficial for plant life. In addi-
tion, local groundwater is recharged
is currently encouraged in Texas, Hawaii, Bermuda, and Australia, where it is some-
as the graywater filters through the
times the sole source of domestic water. ground. Graywater systems require
separated household drainage sys-
Use native plants and drought-tolerant landscaping with drip irrigation to conserve tems and properly designed collec-
water resources. Landscaping with native plants that are naturally adapted to exist- tion tanks, filters, and pumps, which
can be supplied by local and national
ing climate, precipitation, and ecological conditions and have minimal need for sup-
firms. Local codes vary, but many
plemental irrigation or pesticides conserves water. Plant materials can be planted jurisdictions are beginning to see the
using water-retaining soil amendments or mulched to retain moisture by reducing benefits and allow the use of gray-
water systems. Graywater irrigation
surface evaporation. Subsurface irrigation systems that supply water directly to the is also being used for turf areas.
roots and drip emitters can supply needed irrigation with minimal waste.
Although installing a sophisticated
graywater system to serve a small
turf area may not be cost-effective,
the technology is appropriate for
areas with greater irrigation needs,
such as golf courses that would
otherwise deplete scarce ground-
water reserves.
27
10 Commit to Stewardship
That Will Sustain
Coastal Areas
S tewardship means the responsible management of our environment, economy,
and society for the benefit of present and future generations of people, plants,
and animals. The complexity of environmental, economic, and social interactions
requires that a good steward enhance and balance all three. For example, from an
environmental perspective, stewardship obliges us to plan development in a way
that enhances environmental and social systems. This process contrasts with the
conventional practice of building wherever we please and attempting to use engi-
neering brute force to bend natural systems to our will. Adopting a philosophy of
stewardship of the complex systems that we depend upon is an important step
toward sustainable development.
Sustainable development respects complexity by taking into account the fact that
ecological, economic, and social systems are interconnected. Sustainable develop-
ment holds that economic necessity and
ecological responsibility are not mutually
exclusivethat development and envi-
ronment are not necessarily in conflict.
By requiring us to see and think in new
ways, sustainable development can help
us understand how the built and natural
environments can be closely integrated.
Committing to stewardship means plan-

ning to sustain and enhance the natural
assets of a site while understanding its
context in the broader regional system
by adopting environmental design strate-
gies that enhance sustainability, such as
the following:
Design a land plan that preserves the

character of the landscape.
Use a whole-system design approach

to site resources, materials, energy
use, function, and aesthetics.
Optimize the use of natural features

and resources of the site by orienting
ST. JOE COMPANY
buildings for passive solar heating and

natural cooling.
28
Reduce building size and footprint to

minimize site disruption and destruc-
tion of habitat; use less land and
expend less energy and water.
Combine vernacular designs with local

materials and modern, high-efficiency
technologies.
Design in flexibility to accommodate

future needs.
When tradeoffs are necessary, choose

solutions that favor energy efficiency
and durability.
Imitate natural drainage and other

features.
Save existing vegetation and trees where possible.
Use locally adapted native plants to minimize irrigation; discourage the use of
exotic invasive species.
Commit to habitat restoration and protecting sustainable habitat areasplan to

sustain natural site assets and their broader regional system. Develop plans to
recover disturbed, deteriorated areas.
Cluster development to increase density and preserve open space.
Keep open spaces connected and unite fragmented systems.
To effectively implement a program of sustainable development, the community must

share a vision of its future. This vision involves a strategy for implementation, which
includes funding mechanisms (public and private), potential partners (and their
responsibilities), and an agenda or time frame for achieving the vision. One way to
implement the strategy to achieve the vision is to build partnerships that maximize
benefits for the community and the environment. A partnership is a process, not a
product. Successful navigation through the process results in benefits for all parties.
Public sector entities can leverage and maximize public assets, increase their control
over the development process, and create a vibrant built environment. Private sector
entities are given greater access to land and receive more support throughout the
development process. Many developers earn a market niche as a reliable partner with
the public sector and are presented with opportunities to continue to participate in
implementing the vision. A partnership should be inclusive so that stakeholders
29
know they have a signif-

icant role to play in
building a consensus.
For this reason, a
process of identifying
stakeholders and bring-
ing them into the part-
nership is important.
Stakeholders will proba-
bly include the following
groups:
Residents;
Neighborhood
and homeowner
associations;
GEORGE CATHCART
Government officials;
Seasonal residents
and visitors;
Community organizationsservice groups, faith-based groups, nongovernmental

organizations, chambers of commerce, and the like; and
Recreational users.
The partnership process must be transparent and open. By casting a wide net and
giving all the stakeholdersincluding potential partnersan opportunity to help
craft the vision, less possibility exists for opposition. Public hearings, charrettes,
visioning exercises, and other tools for involving stakeholders in the visioning
process should be used to ensure the broadest outreach.
Coastal development planning and resource protection must consider long-term hori-
zons to meet the needs of future generations. Change is certain, so a need for flexi-
bility existsplan for anticipated unknowns. The community will want to maintain
and enhance the livable and desirable characteristics that it has.
30
Appendix: Case Studies
This appendix is a simple list of programs by state that are examples of best prac-
tices in six categories: Hazard Identification and Mapping; Education and Outreach;
Planning; Regulations and Development Standards; Mitigation; and Infrastructure.
These programs were collected by National Oceanic and Atmospheric Administration
to supplement the No Adverse Impact in the Coastal Zone handbook (see Principle
5). In most cases, references are given to websites that will provide much more
detailed information. Each description suggests what the state program is.
Hazard Identification and Mapping

MAINE
Volunteer Monitoring Study: http://www.geology.um.maine.edu/beach/
Beach Scoring System for the Management of Maines Sandy Shoreline: http://www.seagrant.
umaine.edu/extension/cc.htm
MARYLAND AND VIRGINIA

Comprehensive Coastal Inventory Reports: http://ccrm.vims.edu/cci.html;
http://ccrm.vims.edu/gisdatabases.html
MASSACHUSETTS
Office of Coastal Zone Management delineate velocity zone floodplain boundaries in four
Massachusetts coastal communities: http://www.mass.gov/czm/
OREGON
Oregons Coastal Atlas and Oregon littoral cell mapping: http://www.coastalatlas.net/index.asp
WASHINGTON
Washington Coastal Atlas: http://www.ecy.wa.gov/ programs/sea/SMA/atlas_home.html
Education and Outreach

MARYLAND
Shore Erosion Control Technical Assistance Program: http://www.dnr.state.md.us/forests/
programapps/sec.html; Shore Erosion Control, the Natural Approach: ftp://ftp-fc.sc.egov.usda.gov/
MD/web_documents/programs/rcd/shore_esrcd.pdf
OREGON
Educational DVD: Living on the Edge, Building Property on the Oregon Coast,
http://seagrant.oregonstate.edu/video/flash/Living_On_the_Edge.html
WASHINGTON
Padilla Bay National Estuarine Research Reserve Coastal Training Program: http://www.padillabay.gov/
Shorelands and environmental assistance program: http://www.ecy.wa.gov/programs/sea/
shorelan.html
WISCONSIN
Educational DVD: Wisconsin Shores: Coastal Erosion in the Great Lakes,
http://coastalmanagement.noaa.gov/issues/hazards_casestudies.html
31
Planning
CALIFORNIA
San Diego Regional Beach Sand Project: San Diego Association of Governments. 2003.
San Diego Regional Beach Sand Project Fact Sheet.
http://www.sandag.org/index.asp?projectid=101&fuseaction=projects.detail
Monterey Bay Shoreline Management
The Monterey Bay National Marine Sanctuary
http://coastalmanagement.noaa.gov/initiatives/shoreline_ppr_planning.html
Southern Monterey Bay Pilot Project
Southern Monterey Bay Coastal Erosion and Armoring Workgroup: Members include California
Coastal Commission, Monterey Bay National Marine Sanctuary, U.S. Geologic Survey, Association of
Monterey Bay Area Governments, Monterey County, California state parks, City of Monterey, City of
Seaside, California State University-Monterey Bay, University of California Santa Cruz, and the
Naval Postgraduate School. http://www.coastal.ca.gov/recap/chap2.html
FLORIDA
The Waterfronts Florida Partnership: http://www.dca.state.fl.us/fdcp/dcp/waterfronts
MASSACHUSETTS
Cape Cod Commission model floodplain bylaw: http://www.capecodcommission.org/bylaws/
floodplain.html
NORTH CAROLINA
Conservation tax program: http://www.enr.state.nc.us/conservationtaxcredit/
Regulations and
Development Standards
CALIFORNIA
California Coastal Commission: irrigation restrictions placed on California bluff property,
http://www.coastal.ca.gov/ccatc.html
FLORIDA
State of Florida Coastal Construction Control Line:
http://www.dep.state.fl.us/beaches/programs/ccclprog.htm
Collier County TDR Program: www.beyondtakingsandgivings.com/collier.htm
HAWAII
Maui County Planning Commission: Maui County Shoreline Setback Areas,
http://www.co.maui.hi.us/departments/Planning/czmp/ssa.htm
Maui Shoreline Atlas: http://www.co.maui.hi.us/departments/Planning/czmp/method.htm
MAINE
Restrictions on building size: Coastal Sand Dune Rules,
http://www.maine.gov/dep/blwq/topic/dunes/index.htm
32
MASSACHUSETTS
Town of Scituate: Land Subject to Coastal Storm Flowage means land subject to inundation
caused by coastal storms up to and including that caused by the 100-year storm, surge of record
or storm of record, whichever is greater; http://www.town.scituate.ma.us/documents/
wetlands_rules_regs111603.pdf
MICHIGAN
Michigan Department of Environmental Quality Shorelands Protection and Management:
http://www.michigan.gov/deq/0,1607,7-135-3313_3677_3696-11188,00.html
NEW JERSEY
Borough of Mantoloking: Setback Ordinance, http://www.mantoloking.org/
NEW YORK
The New York Division of Coastal Resources is taking actions that will correct past human mistakes
and improve decision making: http://www.nyswaterfronts.com/
NORTH CAROLINA
Setback requirements: North Carolina Administrative Code for Ocean Hazard Areas (15A NCAC 7H
.0306), http://coastalmanagement.noaa.gov/ initiatives/shoreline_ppr_setbacks.html
OREGON
The state of Oregon requires local governments to adopt a 75-foot setback. Marion County
requires all septic tanks and drain fields to be set back 100 feet from the high-water line:
http://www.oregon.gov/LCD/OCMP/ShorHaz_Intro.shtml
PENNSYLVANIA
Pennsylvania Bluff Recession and Setback Act: http://coastalmanagement.noaa.gov/initiatives/
shoreline_ppr_overlay.html
RHODE ISLAND
Rhode Island Coastal Resources Management Program: http://www.crmc.ri.gov/
SOUTH CAROLINA
Rolling Easement: 2005 Surfrider Foundation State of the Beach Report, http://www.surfrider.org/
TEXAS
Rolling easements in Texas Open Beaches Act: 2005 Surfrider Foundation State of the Beach
Report, http://www.surfrider.org/
Mitigation
CALIFORNIA
City of Pacifica, San Mateo County, coastal flooding and beach erosion program:
http://coastalmanagement.noaa.gov/initiatives/shoreline_ppr_retreat.html
City of Ventura Surfers Point Planned Retreat Policy: http://coastalmanagement.noaa.gov/
initiatives/shoreline_ppr_retreat.html#2
Matilija Dam Ecosystem Restoration Project Case Study: http://www.matilijadam.org/
33
Mitigation Approach to Shoreline Armoring, California Coastal Commission:

http://coastalmanagement.noaa.gov/initiatives/shoreline_ppr_mitigation.html
MARYLAND
Worcester County Conservation Easement Strategy to Protect Coastal Property:
http://www.co.worcester.md.us/RLpage.htm.
MICHIGAN
Emergency Home Moving Program
NEW JERSEY
Blue Acres Program Coastal Blue Acres Program: http://www.state.nj.us/dep/greenacres/blue.htm
NORTH CAROLINA
North Carolinas Public Beach and Coastal Waterfront Access Program: http://dcm2.enr.state.nc.us/
Access/grants.htm
Infrastructure
MARYLAND
Hazard Web Portal and Shoreline Change Internet mapping tool: http://shorelines.dnr.state.md.us/
Shoreline Changes Online: http://shorelines.dnr.state.md.us/sc_online.asp;
http://shorelines.dnr.state.md.us/
Development and Implementation of a Sea Level Rise Response Strategy using LIDAR imagery:
http://dnrweb.dnr.state.md.us/download/bays/sea_level_strategy.pdf
Assess vulnerability to flood damage using HAZUS-MH FLOOD: http://www.esrgc.org/ hazus.htm
Mapping repetitive flood losses to assist in prioritizing flood mitigation funding:
http://www.mde.state.md.us/Programs/WaterPrograms/Flood_Hazard_Mitigation/floodMgmtGis/
index.asp
Calvert County land management practices to address bluff failures: http://www.co.cal.md.us/
Kent County a regulatory hierarchy to promote nonstructural and hybrid approaches to address
erosion: DNR Shore Erosion Control Program; Eastern Shore Resource Conservation and Develop-
ment Council; http://kentcounty.com/ gov/planzone/
Assessing the effectiveness of nonstructural and hybrid erosion control measures: DNR Shore
Erosion Control program (SEC)
Coastal Community Initiative: http://www.dnr.state.md.us/bay/czm/ccrfp.pdf
NORTH CAROLINA
Relocation of Cape Hatteras Lighthouse: http://www.nps.gov/archive/caha/lrp.htm
34
10PCD Cover 7/24/07 12:13 PM Page Covr4
Ten Principles for Give a copy of this

Coastal Development Ten Principles for
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How can the demand for coastal devel- $19.95! Call 800-
opment be balanced with resource con- 321-5011 to order,
servation? Based on a study by industry or order online at
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ance on implementing better land use bookstore.
policies and practices in order to protect
habitat and open space, respect the eco- More Ten Principles Titles from
nomic value of coastal sites, develop safe the Urban Land Institute
and sustainable coastal communities, and,
in general, benefit the total environment. Principles for Temporary Communities
Topics include: Ten Principles for Developing
Protecting and conserving natural Affordable Housing
systems. Ten Principles for Coastal
Identifying natural hazards and areas Development
of vulnerability. Ten Principles for Rebuilding
Assessing the region and the site. Neighborhood Retail
Exceeding environmental standards for Ten Principles for Rethinking the Mall
siting and construction. Ten Principles for Smart Growth on
Adopting policies and practices that the Suburban Fringe
have been successful for others. Ten Principles for Successful
Encouraging appropriate development Development Around Transit
through market-based incentives. Ten Principles for Successful
Addressing social and economic equity Public/Private Partnerships
concerns.
Balancing the public right to access

with private property rights.
Protecting fragile water resources.
Sustaining coastal areas.
$
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Ten Principles for

Ten Principles for

About ULIthe Urban ULI Project Staff

Advancing land use policies and design prac- Betsy VanBuskirk

Sharing knowledge through education, Craig Chapman

Chair Developers Environmental Specialists

T he coast is a dynamic place and its dynamism makes it susceptible to stresses

Social and economic

tion growth, land devel-

In creating Ten Principles for Coastal

The principles enumerated here promote

building is appropriate and where it is

ST. JOE COMPANY

Ten Principles for

Identify Natural Hazards and Reduce Vulnerability

Apply Comprehensive Assessments to the

Lower Risk by Exceeding Standards for

Adopt Successful Practices from Dynamic

Use Market-Based Incentives to Encourage

Address Social and Economic Equity Concerns

Balance the Publics Right of Access and

Protect Fragile Water Resources on the Coast

Commit to Stewardship That Will Sustain

ST. JOE COMPANY

County Road 30-A

In the 1980s and 1990s, the state of

Shoreline Conservation Increase overall development premium

2 Identify Natural Hazards and

E veryone agrees that storms are a significant

Conservation of land and preservation of ecological systems reduce vulnerability. A

Properly assessing the natural system

Integrating implementation from the

Appropriately evaluating and monitoring;

Identifying opportunities for building and promoting com-

Storm frequency and intensity;

Probability of tsunamis; and

Sea-level rise; and

Barrier island movement.

increase community resilience.

The benefits of retrofitting for disasters need to be emphasized as a marketable fea-

After assessing the

Surficial Geology CLIMATE

ST. JOE COMPANY

Consider and avoid human/wildlife conflicts.

Leave native vegetation intact as much as possible.

Avoid construction in drainage areas and other watercourses.

In addition, establishment of a program to fund the maintenance of designated

What can be done to manage runoff and prevent problems?

How can important regional systems be sustained in the design?

Consider how people are affected by

in which they will live.

Developers should work to understand the extent and nature of archaeological,

of which will be individually certified as Fortified, or disaster-

Trying to save money by compromising

Location of hazard areas;

Locations suitable for development;

Regional open-space network, including habitat areas and sensitive environments;

Regional transportation network, including roads and public transportation;

Regional water and sewer system;

Existing land use.

Again, exceeding state and local siting requirements is a good practice.

Remember, conservation of land reduces vulnerability. Asset exposure can be reduced